930 Beckford St · New Castle, PA 16101

$170,000

2 bd · 1.0 ba · 1,780 sqft · SingleFamily public records · 15 Days on market

Built 1900

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.1/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Colonial style living with main level area consisting of a living room, dining room, kitchen, laundry, and full bathroom. The second floor has an additional full bathroom along with 3 bedrooms with access to the walk up attic for additional storage. 2 car detached garage located in the rear of the house.

Key facts

• Front gallery
• Rear porch
• Large attic

Tags

• CONVENIENT ACCESS TO STORES
• CONVENIENT ACCESS TO PARKS
• DEDICATED OFFICE SPACE
• LARGE ATTIC
• FRONT GALLERY
• REAR PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-59 ($-708/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (21.5% below list).
• Recommended offer: $133k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 8.9% in New Castle — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 82/100 on livability (#137 in PA, #1,120 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F, employment F.
• New Castle Area SD (town): math 9% / reading 19% proficiency, ranked #519 of 539 in PA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harry W Lockley Early Learning Center (775 students, 100% FRL); New Castle Jhs (math 6% / reading 21%, grade F, #482 of 512 statewide, top 94%, 706 students, 100% FRL); New Castle Shs (math 47% / reading 30%, grade F, #280 of 437 statewide, top 64%, 771 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 14% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the New Castle Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+20.1%/yr); 121 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 51 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $35k; list at $170k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,413 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $72,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 E Washington St	0.19mi	3/1.5 (+1)	1,821 (+2%)	4mo	$47,500	$26	77
1302 Huron Ave	0.19mi	3/2.5 (+1)	1,919 (+8%)	3mo	$130,300	$68	64
627 Raymond St	0.67mi	3/1.0 (+1)	1,790 (+1%)	1mo	$35,000	$20	62
901 Franklin Ave	0.35mi	3/1.0 (+1)	1,636 (-8%)	6mo	$65,000	$40	61
738 Addis	0.46mi	3/2.0 (+1)	1,853 (+4%)	3mo	$168,000	$91	60
926 Morton St	0.28mi	3/2.0 (+1)	1,900 (+7%)	9mo	$14,100	$7	59
609 E Division St	0.68mi	3/1.0 (+1)	1,718 (-4%)	3mo	$60,000	$35	55
828 Butler Ave	0.48mi	3/2.0 (+1)	1,612 (-9%)	12mo	$90,000	$56	42
616 Allen St	0.73mi	3/2.0 (+1)	1,646 (-8%)	6mo	$65,000	$39	40
1430 Old Butler Rd	0.63mi	3/1.0 (+1)	1,998 (+12%)	8mo	$199,000	$100	38
620 Allen St	0.73mi	3/2.0 (+1)	1,584 (-11%)	6mo	$65,000	$41	34
717 Cunningham Ave	0.71mi	3/1.0 (+1)	1,514 (-15%)	10mo	$98,000	$65	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.49×
• Total profit: $-24,271
• Equity at exit: $25,348

10-year hold

• IRR: 1.5%
• Equity multiple: 1.13×
• Total profit: $6,045
• Equity at exit: $14,698

Cash invested: $47,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 16101

• Home prices YoY: -26.3%
• Rents YoY: 20.1%
• Active inventory: 121
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$891
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-59

Break-even live

Break-even rent $1,409

Max offer price $159,580

Occupancy floor 99%

Sensitivity live

Price	-10% $37	-5% $-11	+0% $-59	+5% $-107	+10% $-155
Rent	-10% $-164	-5% $-112	+0% $-59	+5% $-6	+10% $46
Rate	-1.0pp $27	-0.5pp $-16	base $-59	+0.5pp $-103	+1.0pp $-148

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Huron Ave New Castle, PA	3.0	1.0	1560	$1,475	$0.95	45d	1	0.25mi
932 Morton St New Castle, PA	3.0	1.0	1440	$1,375	$0.95	45d	1	0.30mi
503 Galbreath St New Castle, PA	2.0	1.0	1228	$1,295	$1.05	45d	1	0.80mi
1605 S Jefferson St New Castle, PA	3.0	1.0	1500	$1,500	$1.00	45d	1	1.17mi
1708 Moravia St New Castle, PA	3.0	2.0	1500	$1,500	$1.00	45d	1	1.43mi

Listing history 13 events

1. 2026-06-22
   days on market $170,000 Active 15 DOM
2. 2026-06-21
   days on market $170,000 Active 14 DOM
3. 2026-06-19
   days on market $170,000 Active 12 DOM
4. 2026-06-18
   days on market $170,000 Active 11 DOM
5. 2026-06-17
   days on market $170,000 Active 10 DOM
6. 2026-06-16
   days on market $170,000 Active 9 DOM
7. 2026-06-15
   days on market $170,000 Active 8 DOM
8. 2026-06-14
   days on market $170,000 Active 6 DOM
9. 2026-06-12
   days on market $170,000 Active 5 DOM
10. 2026-06-09
    days on market $170,000 Active 2 DOM
11. 2026-06-07
    listing id $170,000 Active 1 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $170,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,807 · $151/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$439/yr (+$37/mo · 24.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,010
• − Mortgage interest: −$9,523
• − Property taxes: −$1,807
• − Insurance: −$850
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,945
• Taxable loss: −$3,677
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $175/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: New Castle Area SD
• NCES district ID: 4216620
• Math proficiency: 9% ▼ -13.00%
• Reading proficiency: 19% ▼ -23.00%
• Median HH income: $30,967
• Composite: 11.08/100
• National rank: #9736
• State rank: #519 of 539 in PA

Livability — New Castle

• Score: 82/100
• State rank: #137
• US rank: #1120

Category grades

Amenities F Commute A+ Cost of living A+ Crime A+ Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Castle, PA
• County: Lawrence County · 30,767 people
• City population: 30,767
• Metro: New Castle, PA
• Population (ZIP): 30,767
• Household income: $51,128
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1047.0

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 81,781 people
• By 2030: 77,978 · -4.7%
• By 2040: 69,522 · -15.0%
• By 2050: 61,344 · -25.0%
• By 2075: 45,027 · -44.9%
• By 2100: 31,305 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 7% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Serbian 3% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+33.8) · D 32.8% · R 66.5%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.1pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+29.6 2016: R+28.1 2012: R+9.0 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.77%
• Current HPI: 159.3091
• Rent YoY: ▲ 20.05%
• Metro: New Castle, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+794.7% since first listed

14 events — show timeline

• 2026-06-03 Listed $170,000 FSBO.com
• 2022-04-19 Sold (MLS) $35,000 West Penn MLS
• 2022-03-27 Pending — West Penn MLS
• 2022-03-10 Price Changed $39,899 West Penn MLS
• 2022-03-10 Relisted — West Penn MLS
• 2022-03-10 Price Changed $39,900 West Penn MLS
• 2021-10-12 Listed $49,900 West Penn MLS
• 2020-11-30 Sold (Public Records) $17,400 Public Records
• 2020-11-23 Sold (MLS) $17,400 West Penn MLS
• 2020-09-30 Pending — West Penn MLS
• 2020-09-26 Listed $19,900 West Penn MLS
• 2011-07-21 Sold (MLS) $19,000 West Penn MLS
• 2011-07-21 Price Changed $29,900 West Penn MLS
• 2011-06-06 Listed $19,000 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $1,807 · +2.1% YoY. Source: county tax records.